Photo courtesy
Members of local housing organizations, including representatives from co-operatives and non-profits, gather to discuss strategies for addressing Sherbrooke’s ongoing housing crisis. The meeting focused on collaborative efforts to increase affordable housing and engage the community in finding sustainable solutions.
By William Crooks
Local Journalism Initiative
Sherbrooke is currently in the grips of an unprecedented housing crisis, with vacancy rates plummeting and the cost of housing soaring. According to data from the Concertation Logement Sherbrooke (CLS) committee, the city’s vacancy rate hovers around 1 per cent, far below the balanced 3 per cent rate that is ideal for a healthy housing market. The crisis has hit low-income residents, seniors, immigrants, and young families the hardest, creating a ripple effect that extends beyond just housing to other areas such as health, education, and social services.
In Oct. 4 interviews with two key figures in the local housing scene, Ivelina Nikolova of the Fédération régionale des OSBL d’habitation de la Montérégie et de l’Estrie, and Guillaume Brien, director of the Fédération des coopératives d’habitation de l’Estrie, the extent of the problem becomes clear. The housing crisis is not just a numbers game; it has real human consequences, and both representatives stress that collective action is needed to address the crisis.
Sherbrooke’s vulnerable populations hit hard
In Sherbrooke, 25 per cent of households are spending more than 30 per cent of their income on rent, a threshold beyond which housing is considered unaffordable. Nikolova explains that this financial burden affects not just a person’s ability to pay rent but their overall quality of life. “Families who are paying too much for housing have less money for essential items like food and medicine,” she said.
Sherbrooke’s immigrant population, which has been steadily growing in recent years, is particularly affected. Many of these families require larger units to accommodate multiple children, yet they are often forced into substandard housing due to cost. “We see immigrant families unable to afford larger apartments, which affects their children’s education and health,” Nikolova stated. She also highlighted the precarious situation of seniors, many of whom find themselves at risk of homelessness due to rising rents.
The impact of the housing crisis on public health cannot be overstated. As Nikolova pointed out, many families are living in inadequate housing conditions, with issues such as mold and poor insulation becoming increasingly common. “Living in substandard housing is not just an economic issue, it’s a public health crisis,” she emphasized, noting that poor living conditions exacerbate existing health problems and contribute to new ones.
The economic and demographic drivers of the crisis
The housing crisis in Sherbrooke is driven by several key economic and demographic factors. According to an Oct. 2 CLS release, in recent years, construction costs have skyrocketed, interest rates have risen sharply, and social housing projects have faced delays, all of which have contributed to the scarcity of affordable housing. At the same time, Sherbrooke has experienced a population boom, with more people moving to the city from other parts of Quebec and abroad. This influx of new residents, combined with shrinking household sizes, has placed immense pressure on the local housing market.
Sherbrooke’s growing population is one of the factors putting pressure on housing availability. The city, home to over 167,000 residents as of 2023, is experiencing rapid growth, largely driven by its status as an education hub, with over 40,000 students attending its universities and colleges. While this influx has been positive for the local economy, it has also contributed to a rental market where supply can no longer keep up with demand.
“The housing market in Sherbrooke is severely strained,” said Brien. “The vacancy rate is far too low, and rents are rising rapidly. This is not just a crisis for those trying to find a place to live; it affects the entire community.” The housing shortage has driven up the cost of renting, with prices increasing by over 20 per cent in some neighborhoods in the past few years.
The real estate market has also seen a surge in property values, making homeownership increasingly out of reach for many. The median price of a single-family home in Sherbrooke reached $350,000 in 2024, a 10 per cent increase from the previous year. This spike in property values has forced many aspiring homeowners to remain in the rental market, further exacerbating the demand for rental units.
Local solutions: Housing co-operatives and community housing
One of the key solutions proposed by the CLS is the expansion of housing co-operatives and community housing. Co-operatives allow tenants to collectively own and manage their buildings, providing a sustainable and long-term solution to the housing crisis. Brien pointed out that co-ops not only offer affordable housing but also create a sense of community and security that is lacking in the private rental market. “In a housing co-op, residents have a stake in their building, which creates a stronger sense of community and accountability,” he explained.
Brien provided a concrete example of how co-operatives are making a difference in Sherbrooke. A private developer recently sold a building to the non-profit organization Les Habitations l’Équerre, resulting in the creation of 57 affordable units for single individuals and students. This is one of many examples where the private sector has collaborated with non-profits to increase the supply of affordable housing.
However, Brien and Nikolova stressed that while co-operatives and non-profits are part of the solution, they cannot solve the crisis alone. Both municipal and provincial governments need to step up their efforts to support the development of social housing. “We’re calling for 20 per cent of all new rental units to be allocated for social and community housing,” said Brien, adding that this would ensure that the most vulnerable populations have access to safe, affordable housing.
Government intervention: a critical need
Despite the efforts of organizations like CLS, both Nikolova and Brien agree that substantial government intervention is crucial to solving the housing crisis. In June 2024, the Quebec government introduced a new housing strategy that aims to build 800,000 units over the next six years. However, critics argue that the plan lacks sufficient focus on social and community housing.
“We welcome the government’s strategy, but we need clear targets for social housing. It’s not just about building more units; it’s about making sure they’re affordable for the people who need them most,” said Nikolova. She emphasized that without a firm commitment from the government to invest in social housing, many Sherbrooke residents will continue to struggle with housing insecurity.
Brien echoed this sentiment, noting that the City of Sherbrooke has a role to play in facilitating the development of affordable housing. One of the ways the city can do this is by reserving land specifically for the construction of social housing and by easing zoning regulations to allow for higher-density developments. “The city can help by reserving land for social housing and by relaxing urban planning requirements to allow for more units to be built,” Brien explained.
Community involvement: a call to action
Both Nikolova and Brien emphasized the importance of community involvement in addressing the housing crisis. They encouraged residents to speak with their landlords about the possibility of converting buildings into co-operatives or selling them to non-profits. “We need a citizen-driven movement. If you know your building is for sale, talk to your landlord and suggest that they consider selling to a co-op or non-profit,” Brien urged.
Brien also highlighted the role that private property owners can play in increasing the supply of affordable housing. He mentioned that some developers are already offering land or buildings at reduced prices for community housing projects, recognizing the long-term social benefits of such initiatives. “We’ve had developers come to us and say, ‘I have a piece of land that could be used for community housing,’ and we work together to make it happen,” Brien said.
The CLS has also outlined a series of recommendations aimed at alleviating the housing crisis in Sherbrooke. These include increasing the supply of social and community housing, diversifying housing options to meet the needs of different household types, controlling rent increases, and simplifying the administrative processes for developing social housing.
The road ahead
Looking ahead, both Nikolova and Brien remain hopeful that Sherbrooke can overcome its housing challenges, but they stress the urgency of the situation. “If we don’t act now, this housing crisis will become a social crisis,” Nikolova warned. The CLS plans to roll out a series of public forums and consultations in the coming months, aimed at engaging the broader community in the fight against the housing crisis. These initiatives will focus on educating the public about the importance of social and community housing and encouraging more residents to get involved.
As Sherbrooke grapples with its housing crisis, it is clear, according to both Nikolova and Brien, that a multi-faceted approach is needed—one that involves government intervention, community action, and private sector collaboration. They insist that only by working together can Sherbrooke hope to provide affordable, safe, and secure housing for all its residents.